Changes in Hungarian legislation regarding real estates Term: January-September 2018

The year 2018 has brought many changes in the legislation of Hungary regarding real estates. There were many aspects that motivated the change in legislation, the most prominent of which were the social goals of the lawmakers like the state’s right of pre-emption, the increase of the security of real estate transactions, and the reform of the territorial administration for quicker and more efficient processes.

The extension of the State’s right of pre-emption (right of first refusal)

From December 2017, the scope of the state’s right of pre-emption has been expanded.

The amendment of Act 64 of 2001. on the protection of cultural heritage grants a primary right of pre-emption for the state, if the area or the real estate can be protected as cultural heritage, and such protection is declared by an amendment regulation.

The amendment of the Act 77 of 2011. on the world heritage, which came into force in December 2017 has expanded the scope of the state’s right of pre-emption to real estates on UNESCO world heritage locations, which was explained by the achievement of the goals set out in the world heritage treaty. Such world heritage locations include the banks of the Danube, the Castle District of Buda, Andrássy street and many rural area locations, such as the Old Village of Hollókő.

The UNESCO world heritage locations are listed in annex 1. of the Government regulation nr. 455/2017. (XII. 27.).

For any real estates that are subject to the amended legislation, the state registrates its right of pre-emption to the land registration. The authority designated by the Government contacts the real estate authority for the registration. Habitations (flats, residential properties) are exempted from the state’s right of pre-emption.

The security of real estate transactions

Act 78 of 2017. on the activity of attorneys-at-law changed the rules of countersigning, increased the level of security of documents, and made the land registration processes based on such documents more secure.

§ For the sake of increasing the secuirty of business transactions, the attorney-at-law is obliged to verify the documents of the clients and their proxies through the data provision system (in Hungarian abbreviated as “JÜB”), and is obliged to keep a record of such verification.

§ The attorney at law is also obliged to verify all documents about the rights regarding real estates.

§ If the contract was signed in a foreign country, it is possible to verify the signatures by consular superlegalisation or by a notary public.

Changes regarding the land-register and fees

The amendment of Act 141 of 1997 on the land-register which came into force on the 1st January 2018 erased the possibility of filing the application at government offices, thus making the filing only possible at the land-registration offices on paper.

According to the amendment of the Act 93 of 1990 on fees which came into force on 1st January 201. the value of the flat sold within 3 years prior to- or within 1 year after the sale and purchase, may be deducted from the base of calculation of the fee, provided that the acquirer is a natural person.

Changes of Act 102 of 2011 on the regulated real-estate investment companies

The amendment nr. T/625. which passed on the 20th July 2018, regulates the companies registered on the stock exchange (real-estate investment companies) the activity of which covers acquisition, operation and development of real estate acquired by using the funds of investors.

The main purpose of the amendment was to limit the scope of activities of such companies to the above mentioned activity, securing the payment of the income for the investors. The development and organizing of the projects regarding the construction of buildings is considered an exception from the regulation as long as it is not paired with actual construction activities, which can only be performed by a separate, „outsider” building contractor. The amendment makes it possible for the project companies under its scope to perform activities regarding non-residential properties as well.

Let us know if you have any question in regards of the various real estate transactions we deal with via clicking here

Olvassa el szakmai blogunk bejegyzéseit

Szakmai blogunkban gyakran előforduló jogi eseteinkbe engedünk bepillantást

Significant Changes in Consumer Protection in 2026

Significant Changes in Consumer Protection in 2026

Government Decree No. 415/2025 (XII. 23.) on the amendment of consumer protection–related government decrees with a view to ensuring a higher level of consumer protection introduces substantial changes in the field of consumer protection as of 2026.

In this article, we briefly summarise those amendments which will be perceptible to consumers in everyday life and may be of particular practical importance from 2026 onwards.

Government Decree No. 415/2025 (XII. 23.) amends a total of six government decrees related to consumer protection.
The objectives of the amendments are, on the one hand, to strengthen consumer protection and, on the other hand, to reduce the administrative burden on businesses, while also ensuring compliance with EU law and legal harmonisation.

Tovább olvasom
Important Changes in 2026 for Those Planning to Build

Important Changes in 2026 for Those Planning to Build

Government Decree No. 448/2025 (XII. 29.) amends Government Decree No. 327/2015 (XI. 10.) on the detailed rules of professional practice related to surveying and cartographic activities for non-cadastral purposes by introducing a new concept and new rules. These amendments will enter into force on 14 January 2026.

The most significant change is the introduction of the concept of the planning base map, the preparation of which now mandatorily requires the setting out of the property boundary.

In practice, the new regulation aims to ensure more uniform, more accurate and, from the perspective of the planning process, more reliable base maps, which may help prevent future conflicts and legal disputes. At the same time, the additional requirements are likely to slow down procedures and increase costs, and stakeholders should be prepared for this impact.

Tovább olvasom
New Rules on Freight Traffic and Transit Routes as of 1 January 2026

New Rules on Freight Traffic and Transit Routes as of 1 January 2026

What Do Carriers and Affected Businesses Need to Know?

On 23 December 2025, two new pieces of legislation affecting public roads and freight traffic were promulgated, both of which entered into force on 1 January 2026. The primary objective of the new regulatory framework is to ensure that international and domestic transit traffic is conducted along uniform, legally designated routes, primarily using high-capacity dual-carriageway (2×2 lane) road networks. The regulation serves both to enhance road safety and to reduce the burden on residential areas and secondary roads.

The two relevant legal instruments are: 

  • Decree No. 44/2025 (XII. 23.) of the Ministry of Construction and Transport (ÉKM), aimed at defining the Hungarian sections of the transit route network; and

  • Government Decree No. 439/2025 (XII. 23.), aimed at curbing freight traffic diverted from expressways.

Tovább olvasom
Regulation of Advertising and Commercial Communications in the Influencer Sector

Regulation of Advertising and Commercial Communications in the Influencer Sector

Opinion leaders, commonly referred to as influencers, have become key actors in modern communication as a result of the rapid expansion of the internet and social media.
The development of digital technologies, the widespread use of smartphones, and the global proliferation of social media platforms—such as Facebook, Instagram, YouTube, TikTok, and Twitch—have fundamentally transformed users’ content consumption habits, as well as their entertainment and purchasing behaviours. As a consequence, influencer marketing has emerged as one of the most significant and fastest-growing tools of the modern advertising market.

By way of an interesting observation, it should be noted that, from a legal perspective, the category of influencers is not limited to natural persons acting as opinion leaders. An influencer may also include a CGI or deepfake character, an animal, or even an object.

The rapid growth of this phenomenon and the intermingling of personal and commercial content on social media platforms primarily justify the need for regulation in this field. For consumers—particularly audiences younger or older than the average user—it is often not clear whether an influencer’s recommendation is based on a paid collaboration, the provision of a gifted product, or another form of material interest.

Tovább olvasom
Division of Increase in Assets Between Cohabiting Partners and Allocation of Residential Use in Current Hungarian Legal Practice

Division of Increase in Assets Between Cohabiting Partners and Allocation of Residential Use in Current Hungarian Legal Practice

The Hungarian Civil Code recognises the existence of a domestic partnership in two distinct forms. It sets forth the institution of marriage, which several legal scholars have described in elevated terms as an “emotional and economic alliance,” and it also provides for the possibility of living together without entering into marriage, in the form of a cohabitation (élettársi kapcsolat). The law strictly characterises this latter form as an obligational legal relationship, regulated under Title XXV of the Book on the Law of Contracts.

Tovább olvasom
International connections

International connections

in 100+ countries

Extensive experience

Extensive experience

in litigation disputes

Quick response

Quick response

you can count on us even in urgent situations

  • Comprehensive services in the establishment, amendment, and transformation of business entities, as well as legal representation in liquidation, bankruptcy, and insolvency proceedings.
  • Empathetic and well-founded legal support in matters of divorce, division of assets, child support, child custody, parental responsibility, paternity, and guardianship.
  • Expert legal drafting and execution of real estate sales and purchases, gifts, leases, as well as development and investment agreements.
  • Prompt and precise legal services in connection with information technology contracts, data protection, and software-related matters.
  •    
  • Effective advice and representation to both employers and employees in connection with employment contracts, internal policies, and employment disputes.
  •    
  • Comprehensive legal assistance in drafting wills and inheritance contracts, examining their contestability, and representation in probate proceedings and enforcement of inheritance claims.
  •    
  • Strong representation in litigation proceedings across a wide range of legal fields to protect and enforce our Clients’ interests.
Address

Address

H-1136 Budapest, Balzac u. 37. mf. 2.

Phone Number

Phone Number

+36 (1) 786 66 07 / +36 (70) 381 22 22

E-mail

E-mail

office@hsloffice.com